3725 Helmkampf Dr · Florissant, MO 63033

$235,000

5 bd · 3.0 ba · 2,190 sqft · SingleFamily public records · 20 Days on market

Built 1963 0.32 ac lot $107/sqft · 9% below area Est $258k · 9% under

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Why this score? — see what drove the C grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +15.6/30.0
• ARV discount +11.5/15.0
• Appreciation +10.0/10.0
• DSCR +4.8/10.0
• Rent growth +4.4/5.0
• 1% rule +4.1/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0

Listing remarks MLS

Welcome to 3725 Helmkampf, a spacious and inviting 5-bedroom, 3-bath home designed with both everyday living and entertaining in mind. The main level offers the convenience of three bedrooms and two full baths, creating an ideal setup for those who prefer single-level living. Upstairs, you’ll find two additional bedrooms and a full bath, perfect for guests, a home office, or added privacy. The layout flows comfortably, offering plenty of room to spread out while still feeling connected. The kitchen is practical and functional with great storage, making it easy to stay organized and keep everything within reach. Step outside to a fenced yard that’s ready for relaxing, playing, or hosting get-togethers. The location adds even more appeal, with easy access to schools, parks, and everyday conveniences. . Schedule your showing and come see the potential for yourself.

Key facts

• 0.32 acre lot
• 2 garage spots
• Built 1963

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $235k.

Deal economics

• At list price, monthly cash flow is $98 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $214k (9.1% below list).
• Recommended offer: $214k (9.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 73/100 on livability (#82 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety B+; Watch: crime C-, amenities D+, schools D.
• Ferguson-Florissant R-II (suburban): math 7% / reading 20% proficiency, ranked #311 of 324 in MO (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 70% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+7.5%/yr); 218 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); 920 units permitted in St. Louis County in 2024 (250 in 5+ unit buildings).
• This rent runs 38% of the median local income ($67k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $25k of equity ($2k loan paydown + $24k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 7.5% rent growth), your $66k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($231k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 15y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $165k; 42% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $213,514 (9.1% below list)

Questions for the listing agent

1. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
5. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
6. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.91% ✗
• Cap rate: 6.79%
• Cash-on-cash: 1.78%
• DSCR: 1.08
• GRM: 9.2

CMA / ARV

• ARV (median comp): $258,168
• List price: $235,000
• Delta: -8.97%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3435 Saint Catherine St	0.32mi	5/3.0	2,303 (+5%)	0mo	$250,000	$109	76
11811 7 Hills Dr	0.48mi	4/2.5 (-1)	2,200 (+0%)	2mo	$285,000	$130	68
180 Birchlawn Dr	0.29mi	4/3.0 (-1)	2,136 (-2%)	15mo	$215,000	$101	64
1710 Arundel Dr	0.40mi	5/3.0	2,269 (+4%)	18mo	$255,000	$112	60
2525 Greenberry Dr	0.12mi	4/3.0 (-1)	1,957 (-11%)	20mo	$275,000	$141	55
265 Waterford Dr	0.74mi	4/2.0 (-1)	2,125 (-3%)	1mo	$270,000	$127	50
1865 Derhake Rd	0.33mi	4/2.0 (-1)	2,339 (+7%)	17mo	$195,000	$83	50
890 Meadowgrass Dr	0.51mi	4/2.5 (-1)	1,883 (-14%)	2mo	$224,500	$119	44
4081 Fieldstone Dr	0.72mi	4/3.0 (-1)	2,106 (-4%)	13mo	$265,000	$126	44
670 Saddle Dr	0.35mi	4/2.5 (-1)	1,980 (-10%)	20mo	$239,900	$121	44
4063 Browning Dr	0.65mi	4/3.0 (-1)	2,029 (-7%)	18mo	$315,000	$155	37
12385 Danube Dr	0.55mi	4/2.5 (-1)	1,976 (-10%)	18mo	$215,000	$109	36

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 7.51% rent growth · sell at horizon

5-year hold

• IRR: 27.2%
• Equity multiple: 3.19×
• Total profit: $144,350
• Equity at exit: $211,707

10-year hold

• IRR: 25.0%
• Equity multiple: 7.76×
• Total profit: $444,833
• Equity at exit: $456,553

Cash invested: $65,800 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 81 Strongly Landlord-Friendly
• State Missouri: 81 Strongly Landlord-Friendly · R+10
• County: — inherits STATE
• City: — inherits STATE

Generally landlord-friendly; St Louis has some habitability requirements.

Methodology + full state rankings →

ZIP-level market 63033

• Home prices YoY: 2.5%
• Rents YoY: 7.5%
• Active inventory: 218
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $2,135 medium
• Mortgage (P&I): −$1,232
• Tax from tax record: −$259 /mo · $3,105/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$448
• Net cashflow: $98

Break-even live

Break-even rent $2,011

Max offer price $235,000

Occupancy floor 90%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4583 Whisper Lake Dr Black Jack, MO	1.0–5.0	1.0–2.5	1225	$1,551	$1.27	1d	17	0.92mi
4872 Bristol Rock Rd Black Jack, MO	4.0	2.0	1448	$2,061	$1.42	2d	1	1.11mi
945 Paddock Dr Florissant, MO	4.0	2.0	1875	$1,850	$0.99	4d	1	1.18mi

Listing history 6 events

1. 2026-05-18
   status Pending 888-char remark

   Show marketing remark (888 chars)

   Welcome to 3725 Helmkampf, a spacious and inviting 5-bedroom, 3-bath home designed with both everyday living and entertaining in mind. The main level offers the convenience of three bedrooms and two full baths, creating an ideal setup for those who prefer single-level living. Upstairs, you’ll find two additional bedrooms and a full bath, perfect for guests, a home office, or added privacy. The layout flows comfortably, offering plenty of room to spread out while still feeling connected. The kitchen is practical and functional with great storage, making it easy to stay organized and keep everything within reach. Step outside to a fenced yard that’s ready for relaxing, playing, or hosting get-togethers. The location adds even more appeal, with easy access to schools, parks, and everyday conveniences. . Schedule your showing and come see the potential for yourself.

2. 2026-04-29
   listed $235,000 Active 888-char remark

   Show marketing remark (888 chars)

   Welcome to 3725 Helmkampf, a spacious and inviting 5-bedroom, 3-bath home designed with both everyday living and entertaining in mind. The main level offers the convenience of three bedrooms and two full baths, creating an ideal setup for those who prefer single-level living. Upstairs, you’ll find two additional bedrooms and a full bath, perfect for guests, a home office, or added privacy. The layout flows comfortably, offering plenty of room to spread out while still feeling connected. The kitchen is practical and functional with great storage, making it easy to stay organized and keep everything within reach. Step outside to a fenced yard that’s ready for relaxing, playing, or hosting get-togethers. The location adds even more appeal, with easy access to schools, parks, and everyday conveniences. . Schedule your showing and come see the potential for yourself.

3. 2026-04-10
   historical $235,000 888-char remark

   Show marketing remark (888 chars)

   Welcome to 3725 Helmkampf, a spacious and inviting 5-bedroom, 3-bath home designed with both everyday living and entertaining in mind. The main level offers the convenience of three bedrooms and two full baths, creating an ideal setup for those who prefer single-level living. Upstairs, you’ll find two additional bedrooms and a full bath, perfect for guests, a home office, or added privacy. The layout flows comfortably, offering plenty of room to spread out while still feeling connected. The kitchen is practical and functional with great storage, making it easy to stay organized and keep everything within reach. Step outside to a fenced yard that’s ready for relaxing, playing, or hosting get-togethers. The location adds even more appeal, with easy access to schools, parks, and everyday conveniences. . Schedule your showing and come see the potential for yourself.

4. 2012-05-07
   soldstatus 389-char remark

   Show marketing remark (389 chars)

   Welcome home to this great 5 bedroom, 3 bath 1.5 story home. Property feautures over 2000 sq. ft., living/dining room with wood floors and fireplace, eat-in kitchen and main floor master suite. Home has 2 car garage and sits on large level lot. HUD Acquired Property. Property being sold 'AS IS'. All utilities are turned OFF. Please, use discretion when showing and bring a flashlight.

5. 2011-12-20
   listed $89,100 389-char remark

   Show marketing remark (389 chars)

   Welcome home to this great 5 bedroom, 3 bath 1.5 story home. Property feautures over 2000 sq. ft., living/dining room with wood floors and fireplace, eat-in kitchen and main floor master suite. Home has 2 car garage and sits on large level lot. HUD Acquired Property. Property being sold 'AS IS'. All utilities are turned OFF. Please, use discretion when showing and bring a flashlight.

6. 2007-03-22
   soldstatus $165,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast MO · Resets to sale price

• Current annual tax: $3,105 · $259/mo
• Projected year-2 tax: $3,105 · $259/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥106°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,622
• − Mortgage interest: −$13,164
• − Property taxes: −$3,105
• − Insurance: −$1,175
• − Repairs & maintenance: −$2,050
• − Management: −$2,050
• − Depreciation: −$6,836
• Taxable loss: −$2,758
• Est. tax savings @ 24.0%: +$662
• After-tax cash flow: $1,834/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Ferguson-Florissant R-II
• NCES district ID: 2912010
• Math proficiency: 7% ▼ -9.00%
• Reading proficiency: 20% ▼ -6.00%
• Median HH income: $44,610
• Composite: 11.96/100
• National rank: #9666
• State rank: #311 of 324 in MO

Livability — Florissant

• Score: 73/100
• State rank: #82
• US rank: #5406

Category grades

Amenities D+ Commute F Cost of living A+ Crime C- Employment C Housing A+ Health & safety B+ User ratings B

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Florissant, MO
• County: Saint Louis County · 888,823 people
• City population: 69,104
• Metro: St. Louis, MO-IL
• Population (ZIP): 43,056
• Household income: $66,776
• Rent vs Own: 33.4% rent · 66.6% own
• Severe rent burden: 1429.0

Population outlook (St. Louis County) Hauer SSP2

• Today (2025): 1,025,227 people
• By 2030: 1,028,023 · +0.3%
• By 2040: 1,020,940 · -0.4%
• By 2050: 1,007,280 · -1.8%
• By 2075: 987,277 · -3.7%
• By 2100: 921,984 · -10.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (71%)
• Race & ethnicity: Black 71% White 23% Two or more races 4% Hispanic / Latino 1%
• Common ancestry: Romanian 1% Lithuanian 1% Italian 1%
• Foreign-born: 3% · Canada, Vietnam
• Languages at home: 95% English-only · Spanish 1% French/Haitian/Cajun 1%

Political lean MEDSL · St. Louis

• 2024 margin: Strong D (+23.4) · D 60.8% · R 37.4% · Other 1.7%
• 2008→2024 swing: +3.5pp toward D · 2008: 19.9pp · 2024: 23.4pp
• All cycles: 2024: D+23.4 2020: D+24.0 2016: D+16.2 2012: D+13.7 2008: D+19.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 13.78%
• Current HPI: 570.6
• Rent YoY: ▲ 7.51%
• Metro: St. Louis, MO-IL
• State GDP YoY: ▲ 1.84%
• F500 in state: 20

Industry mix (Fortune 500 HQ in MO)

Industry	F500 HQs	Revenue
▸Healthcare	1	$163B
▸Insurance	1	$21B
▸Industrial Technology	1	$17B
▸Retail	1	$16B
▸Industrial Distribution	1	$10B
▸Utilities	1	$9B

Price history

+42.4% since first listed

6 events — show timeline

• 2026-05-18 Pending — MARIS as Distributed by MLS Grid
• 2026-04-29 Listed $235,000 MARIS as Distributed by MLS Grid
• 2026-04-10 Coming Soon $235,000 MARIS as Distributed by MLS Grid
• 2012-05-07 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2011-12-20 Listed $89,100 MARIS as Distributed by MLS Grid
• 2007-03-22 Sold (Public Records) $165,000 Public Records

Property tax history

+3.0%/yr

Latest (2022): $3,105 · +1.7% YoY. Source: county tax records.